HomeMy WebLinkAbout2004-12-08 Planning & Zoning MinutesCITY OF KENAI
PLANNING & ZONING COMMISSION
AGENDA
CITY COUNCIL CHAMBERS
December $, 2004 -'1:00 p.m.
1. CALL TO ORDER:
a. Roll Call
b. Agenda Approval
c. Consent Agenda
*All items listed with an asterisk {*} are considered to be routine and non-controversial by
the Commission and will be approved by one motion. There will be no separate discussion of
these items unless a Commission Member so requests, in which case the item will be
removed from the Consent Agenda and considered in its normal sequence on the agenda as
part of the General Orders.
2. *APPROVAL OF MINUTES:
a. *November 10, 2004
3. SCHEDULED PUBLIC COMMENT:
4. CONSIDERATION OF PLATS:
a. PZ04-50 -Preliminary Plat Alaska State Land Survey No. 2004-25. Submitted by
Whitford Surveying, P.O. Box 4032, Soldotna, Alaska.
S. PUBLIC HEARINGS:
a. PZ04-49 Conditional Use Permit for a Recreational Vehicle Park for the property
known as KN TOSN R1 i W S 17 South 460 FT of the 51/2 SEll4 SW1/4 lying North of
the Northerly right-of way of Kalifonsky Beach Road (725 Baleen Avenue}, Kenai,
Alaska. Application submitted by Blue Sky Pilots Trust, Mae H. Brower, Managing
Director, P.O. Box 9478, Spokane, Washington.
6. OLD BUSINESS:
7. NEW BUSINESS:
a. State of Alaska, Department of Natural Resources, Division of Mining, Land & Water
Spring 2005 State Land Disposal -Discussion
8. PENDING ITEMS:
9. CODE ENFORCEMENT:
a. Pending Code Violations Report
10. REPORTS:
a. City Council
b. Borough Planning
c. Administration
11. PERSONS PRESENT NOT SCHEDULED:
12. INFORMATION ITEMS:
a. Zoning Bulletin (11/10104 & 11/25/04)
b. Commission/Committee Term Reappointment Letters -Commissioner Barrett and
Commissioner Hammelman
c. Planning & Zoning Commission Calendar for 2005
13. COMMISSION COMMENTS & QUESTIONS:
14. ADJOURNMENT:
CITY OF KENAI
PLANNING 8a ZONING COMMISSION
CITY COUNCIL CHAMBERS
DECEMBER S, 2004 - 7:00 P.M.
CHAIRMAN CARL GLICK, PRESIDING
MINUTES
ITEM 1: CALL TO ORDER
Chairman Glick called the meeting to order at 7;00 p.m.
1-a. Roll Call
The roll was taken by Contract Secretary Roper and confirmed as follows:
Commissioners Present: N. Amen, J. Barrett, C. Glick, P. Bryson, J. 'l~vait, J.
Hammelman, B. Eldridge
Others Present: Council Member Ross, City Planner Kebschull, Building Official
Springer, Department Assistant Carver, Contract Secretary Roper
A quorum was present.
2-a. Agenda Approval
MOTION:
Commissioner Amen MOVED to approve the agenda and requested UNANIMOUS
CONSENT. Commissioner Hammelman SECONDED the motion. There were no
objections. SO ORDERED.
3-a. Consent Agenda
MOTION:
Commissioner Bryson MOVED to approve the consent agenda as presented and
requested UNANIMOUS CONSENT. Commissioner Eldridge SECONDED the motion.
There were no objections. SO ORDERED.
ITEM 2: APPROVAL OF MINUTES -- November 10, 2004
Approved by consent agenda.
ITEM 3: SCHEDULED PUBLIC COMMENT -- None.
ITEM 4: CONSIDERATION OF PLATS
4-a. PZ04-50 -Preliminary Plat -Alaska State Land Survey No. 2004-25.
Submitted by Whitford Surveying, P.O. Box 4032, Soldotna, Alaska.
MOTION:
Commissioner Eldridge MOVED to adopt PZ04-50 and Commissioner Barrett
SECONDED the motion.
Kebschull advised there was nothing additional and noted staff recommended
approval,
VOTE:
There were no objections. SO ORDERED.
ITEM 5: PUBLIC HEARINGS
5-a. PZ04-49 -Conditional Use Permit for a Recreational Vehicle Park for the
property known as KN T05N R 11 W S 17 South 460 FT of the S 1 / 2
SE 1 / 4 SW 1 / 4 lying North of the Northerly right-of-way of Kaliforz~sky
Beach Road (725 Baleen Avenue), Kenai, Alaska. Application submitted
by Blue Sky Pilots Trust, Mae H. Brower, Managing Director, P.O. Box
9478, Spokane, Washington.
MOTION:
Commissioner Bryson, for the purpose of discussion, MOVED for approval of PZ04-49.
Commissioner Arnen SECONDED the motion.
Staff had nothing additional.
Chairman Glick opened the public hearing at 7:05 p.m. and explained the rules.
Verbatim begins.
Joe Ray Skrha, 2455 Watergate Way, Kenai, Alaska -Good evening Mr. Chairman,
fellow ah... Zoning members. I want you to look out please and see these people over
here that's standing out here, back as far as the eye can see. These are our neighbors.
This is the area of land that we're talking about here. These people have raised their
kids there. In 19... in 1986 I met a guy by the name of George Miller, old native guy
that most of you may know and he told me he said, "I have to leave right now, I'm
going to die, but I would like to leave my house to someone here that I know is going
to keep it and value it as a sacred and he had a bunch of people who offered him more
money than I did and he knew my wife and I and he offered it to us and gave it to us.
PLANNING & ZONING COMMISSION MEETING
DECEMBER $, 2004
PAGE 2
In fact he even carried the mortgage and when he had a chance to... he was going to
surgery and he had a chance to go out and sell his mortgage to take it at a reduced
rate he came to me and offered me the same price that the... commercial guys would
give him. Why? Because he knew that that area there was special. That area there
he said was a sacred area that no man should devile. These people that live out in
that area are like that. I lived in this area when there was just a few houses around.
Gentlemen sitting behind rne, Al and Marion are my neighbors; and on the other side,
and he still is, is very few people down... the area. Some of us have even purchased
extra lots; not because we're gonna hold them for increased value but we're holding
them because the area the quality of this land. You represent these... these people
that contain something I consider the shimmering jewel of Kenai. You know this is a
special, area over there where quality people area and when people heard that this area
was going to be deviled by high, intensive zoning with motor homes there, hundreds of
motor homes in an area no more than 10-acres in size for ah... about a third of the
year, we became very upset and concerned. Each one of them have different reasons
why, I won't be... be... be... ah, long with this but... some of us have children that
were raised to play on those streets. This summer alone with the new Bing's ah... or
new Landing coming in over there we had four different altercations with motor homes
looking for ways to try to get through on Watergate when there is no road that goes
through there. They were looking for a shortcut. L.. submit to you Mr. Chairman that
if this trailer area goes... I mean this motor home area goes in we're going to see many
more altercations like that; this area is going to lose it's unique character. It's
children on this area are going to be... which have been raised in this area; my
daughter is 18 now; she's going to college....
AMEN: 15 seconds.
SKRA: Thank you.., she don't want me to sell the house because she wants to move
back and raise her children there. Keep this area special folks. Deny this permit.
Thank you.
GLICK: Thank you, alright, next? Yes Sir.
Rick Alexander, 2655 Watergate Way, Kenai, Alaska -- Mr. Chairman...
GLICK: Sign you name and...
ALEXANDER: I'rn ah, Rick Alexander and I live on ah... Watergate Way...
GLICK: Okay.
ALEXANDER: Ah... I'rn going to approach this little bit different, I'm gonna approach
it as I'rn a camper anal ah... I'm bringing in a motor home... I'm bringing everything i
have for my house froze wherever I'm from, I'm gonna have a lot of fun. I'm gonna
bring a 4-wheeler and all my kids and they're gonna trash and have a lot of fun in VIP
PLANNING & ZONING COMMISSION MEETING
DECEMBER 8, 2004
PAGE 3
and Watergate. There's gonna be a lot of drinking going on, lot of noise, all night long
1 cause the suns shining. Ah, and I forgot my firewood so I'm gonna go to the neighbors
and start cutting woad down. Ah... 4 a.rn. I'm gonna find the easiest access to the
Kenai River to go dip netting and I live right on the bluff so... as a camper I'm gonna
cut through somebody's yard cause they're asleep and the erosion rate is gonna
increase (inaudible) It's taken me as a owner three years to clean up the erosion from
people going over my property already when I wasn't living there... all right (laughter)
Anyway, that's about all I have to say is... is... is I agree with the gentleman that just
spoke, let's keep this neighborhood nice, it's a beautiful area and ah... my son, which
is 19, doesn't want me to sell because he wants to move back here.... For the same
reason. Thanks.
GLICK: Okay, thank you. Lady standing back little...
Karen, Koester, 845 Set Net Drive ,Kenai, Alaska - I do have a prepared speech and
it's about five minutes long so... I'll try to hurry...
GLICK: Okay.
KOESTER: ...myself through this. My name is Karen Koester and I live at 845 Set
Net Drive in ah... VIP Subdivision. I would like to counter the City of Kenai's analysis
regarding the proposed RV park within the residentially zoned VIP Subdivision by
permit criteria.
Number 1: The use is consistent with the purpose of this chapter and the purposes
and intent of the zoning district. To paraphrase the rural residential definition in
Chapter 14.20.080, the definition and intent of rural residential zoning is to provide
for low density, residential development and to create a stable, attractive residential
environment by preserving the rural, open quality and preventing hazards in areas not
served by water and sewer. Finally, zoning is intended to prohibit uses which would
violate the character and the environment and produce heavy traffic in predominately
residential areas.
Trying to hide a 160 site RV park with a tree buffer does not mean it will now fit in our
residential neighborhood as suggested. Rather, it is contrary to the cities definition,
intent and purpose of having zoning plans and the citizens of Kenai have an
expectation that the intent of the comprehensive plan and zoning be adhered to.
Also, my information regarding a K-Beach access is that if alternate access is
available, DOT is very reluctant to grant access onto State roads.
Number 2: The value of the adjoining property and neighborhood will not be
significantly impaired. According to the Kenai Peninsula Borough Assessor, until the
market reacts there is no change in values. In other words, he has no idea. As
homeowners we fear a negative fmancial impact and don't want the cities experiment
PLANNING 8G ZONING COMMISSION MEETING
DECEMBER 8, 2004
PAGE 4
placed on our backs.
Number 3: The proposed use is in harmony with the comprehensive plan, The city
suggests that compatible institutions that could be considered might include an RV
park. RV parks are different than other institutions m that they generally consist of
transient visitors with no real vested interest in the infrastructure and/or character of
our community.
On page 37 of the recently adopted comprehensive plan, under Framework for the
Future, neighborhood concerns with commercial development near residential areas
as conditional uses or through rezones is discussed. It states that one of the goals of
zoning is to achieve stable, livable residential neighborhoods by separating them from
incompatible uses. Rezoning is not recommended, whereas adhering to the
established zoning plan is.
Number 4: Public services and facilities are adequate to serve the proposed use. Our
section of K-Beach is narrow with many dips and potholes. Road maintenance is not
coordinated between the three governmental agencies impacted by this proposal.
Based on my own work experience, a very common complaint is that people ignore
signs and enforcement is a very low priority. I can assure you...
AMEN: 15 seconds.
KOESTER: ...that no amount of signage will discourage someone intent on finding
fish. And for the record, the proposer is correct when he stated that the shortest route
to Cannery Road from VIP Subdivision is Set Net Drive, saving nearly 1 mile of driving.
AMEN: It's time...
GLICK: I told her she could have 5-minutes.
AMEN: Oh, thank you.
KOESTER: ...Which kind of sounds like 150 RV's and/or ATV's coming dawn our
residential roads.
Three port-a-potties and three durnpsters area simply not sufficient to deal with the
proposed 160 sites save an average 2.5 person site that could house upwards of 400
plus visitors.
First the 10 acres will be cleared, then in Phase 3, which is five years later, DEC will
be approached on septic and well needs with no guarantees of approval. Between
Phase 1 and 3, owners could find this park not fiscally productive, like other RV parks
before them, making the financial value of this cleared property and the property
around it questionable at best.
PLANNING 8w ZONING COMMISSION MEETING
DECEMBER 8, 2004
PAGE 5
Number 5: The proposed use will not be harmful to the public safety, health or
welfare. The cities police and fire departments both have concerns with this proposed
land use. The police expressed concern over crimes such as thefts, alcohol abuse,
increased traffic, trespassing, littering, bears, all based on past experience
I appreciate the proposed RV park rules, but people do break rules. The RV proposers
are not law enforcement officers so we will be dependent upon local police who are
generally not patrolling in our area due to its more rural location and historic lack of
problems.
The fire department expressed concern that we are not on city water and sewer and
they questioned whether private systems for this use may affect the adjacent
properties onsite systems. DEC requires one acre lots for septi.. , septics and wells
and if our current onsite systems are adversely affected, residents wonder who will be
responsible for replacing what's been sufficient for many years. The fire department
also expressed traffic concerns, questioned the adequacy of our roads and noted that
any future development may... development may require meeting additional fire codes.
To clarify, I have no problem with tourists but I do have an opinion on where it is
appropriate to park their RV's. Our city zoned K-Beach... our city zoned side of K-
Beach Road is residential, while the outlying unzoned property lands host mostly
residential and a few commercial buildings. They don't impact our neighborhood
because they don't live within our neighborhood.
Based on the cities own comprehensive plan, the intent of zoning, the local fire and
police concerns, and the broad-based neighborhood opposition to this proposed
conditional use permit, we residents have an expectation of the city to adhere to your
own policies, listen to your own agencies and residents, and deny this conditional use
permit.
GLICK: Okay.
APPLAUSE.
GLICK: I believe that is different that the letter you submitted is that correct?
KOESTER: Yes it is.
GLICK: Could we have a copy of that please?
KOESTER: Yes.
KEBSCHULL: Mr. Chairman, people are not signing in, they need to be signing in.
PLANNING 8v ZONING COMMISSION MEETING
DECEMBER 8, 2004
PAGE 6
KOESTER: i did sign in.
KEBSCHULL: Oh, did you?
KOESTER: Yes.
GLICK: Yes.
KEBSHULL: Are the two behind you signed in?
KOESTER: I couldn't.., ah, yes.
GLICK: Yes.
KEBSCHULL: Okay.
GLICK: They signed in before the meeting started.
KEBSCHULL: Okay.
ROPER: if there are some that have not, so if they haven't they need to.
GLICK: Okay, you can just give it to ah...
] KOESTER: the Clerk?
CLICK: Yeah.
BARRETT: Mr. Chairman?
CLICK: Yes.
BARRETT: Um, I might suggest that ah, you take the list and maybe call people from
the list ah... on the way down.
CLICK: How many more names are on there? About 15?
KOESTER: There's about ten.
CLICK: Oh, okay.
BRYSON: Mr. Chairman? L .. I'd like to ah, remind ah, the people that ah, applauding
is ah, not appropriate ah, this is a public hearing...
CLICK: Okay.
PLANNING & ZONING COMMISSION MEETING
DECEMBER 8, 2004
PAGE 7
BRYSON: ...process.
GLICK: Okay,
(laughter)
GLICK: (inaudible) Preston Williams? You still need to state your name for the record
please, and address.
Preston Williams, 2565 Watergate Way, Kenai, Alaska - I live on Watergate Way in
one of the VIP ah... Country Park Estates and my issue here is... going to be brief. I
used to work with the State as some people know, used to be an electrical inspector
for the state. I have a lot of people come in and ask about the RV park and I told them
the electrical wasn't really the issue and they should go see DEC, if they (inaudible)
engineering requirements and the type of systems they have to have in and the
commercial well and get your math done and then (inaudible) and RV park. And I
talked with DEG and DEC says that engineering has to be done and they have to have
ah, you know, the sewer system in before they will allow anybody to occupy. So
unless someone told me differently, they're not telling me the truth, we can't use the
State's land until you have the septic system in, that's what they told me anyway
when I talked to them, that we DEC. And then secondly, you have an RV park in
Kenai right now, very close to the dip netting and fisheries that you closed and that
particular RV place has a public sewer system and public water and they closed down
due to, I guess, lack of business, I don't know, some reason they closed, right in
downtown Kenai there... and I just low their issue, I mean unless there's a shortage
of parks and down the street from where these people want to put the park in, these
people might be fine people, I don't know them that well, there's another RV park that
already is accommodating a parking along that region that is out of the city and um...
any (inaudible) two people kinda interested in putting a... system together into the...
committee here, you might want to talk with DEC a little bit more (inaudible) before
you actually process this particular permit cause if they have to meet their hurdles
first or if they have to meet those hurdles, these folks may want to know what their
price tag is and it could be extensive sewer system and that's all I have to say on the...
CLICK: Okay, thank you Preston. Okay, next we have ah, Mr. Brookman.
Gerald (Jerry) Brookrnan, 715 Muir Avenue, Kenai, Alaska -- Ah, my name is Gerald
Brookman, also known as Jerry Brookman. I'm here representing ah, myself and my
wife who is in the audience there. Ah, my wife and I purchased our property here in
1977 and have re... resided in our home built on it since 1979. We plan to continue to
live here for whatever years may be remaining to us.
Ah, when we bought this property we knew that we could by a similar residential lots
PLANNING 8~ ZONING COMMISSION MEETING
DECEMBER 8, 2004
PAGE $
nearby, just outside the city limits and pay considerably lower property taxes. We
chose to live inside the city because of the fire and police protection, road
maintenance, and zoning laws. We believed that these ordinances would ensure that
the nature of the area would remain relatively quiet, iow density, residential
neighborhood.
We recently learned of the application for a conditional use permit to build a 160 unit
RV park within this subdivision. After reading this application we are astounded that
they city would even consider permitting such a development within an area zoned
rural residential. We believe that it is totally incompatible with the city's
comprehensive plan and should be rejected outright.
We are not opposed to RV parks, but we are opposed to any development that is
incompatible with the nature of the area involved, as this one clearly would be. If the
organization proposing to build this development wishes to locate within this general
area, it should either find a tract presently zoned commercial or locate in an area
outside the city where little or no zoning exists and where a lot of people are downright
hostile to zoning.
We would like to state also that we have read the analysis of this proposal by Megan
Brook and agree with it completely.
If the Planning and Zoning Commission chooses to approve this application, you may
as well just throw away the City's zoning ordinances as it will be clear that they mean
nothing.
GLICK: Okay, thank you. Ah, i can't quite read the name, Jones, I believe it is...
Charlie Jones, 2730 Set Net Court, Kenai, Alaska -- Hi, I'm Charlie Jones, live on ah,
2737 Set Net Court ah in the neighborhood there. Ah, you know, you... you're gonna
hear basically just a few arguments one is which is going to be property values, which
obviously I think is a valid argument. You know I don't see that as a sales ad that it's
going to be popular for me to list my house as next to the RV park. Two is ah, safety
and ah... you know any time you bring a commercial grade vehicles in... ah, not
commercial grade drivers into a neighborhood intentionally, you know there's going to
be issues whether it's traffic, whether it's kids, or it's dogs, whatever. But for me it's
the... the basically, you know, I moved into the neighborhood, purchased a house
there several years ago, decided to upgrade my home to a larger home because my
family upgraded... and chose... chose to stay inside the neighborhood because it's a
neighborhood. I want to live in a neighborhood, not in a commercial zoned so my
biggest issue is not a ah... even just the rules, but just the basic heart string tied you
know... I moved into a neighborhood where there homes established on one-acre lots
and I'd like it to stay a neighborhood and that's ah, basically what I'm asking you guys
to consider.
PLANNING & ZONING COMMISSION MEETING
DECEMBER S, 2004
PAGE 9
CLICK: Okay, thank you. I'm sorry but the next name I can't read. Ah, you remember
who signed in after Mr. Jones? Okay, we'll go on down the line, ah, Lee Halstead.
From the audience: I don't care to speak right now
CLICK: Okay, Alan VanHorn?
From the audience: I don't care to speak.
CLICK: Okay, ah,
From the audience: That's me, ah ,Buck Braun.
CLICK: Buck Braun?
Buck Braun, 2795 Watergate Way, Kenai, Alaska, ah, okay... I'm an old man... ah,
creeping around. I brought over there ah, where Jerry and ah... ah... Alan live and ah,
the original idea was that we were in the city, protected by the laws of the city and
especially the zoning so then my question ah... that's already been covered. What are
these people going to do with their sewage from these motor homes. Ah, if you have
160 motor homes in there and they're all self-contained, it's pretty easy to slip out at
midnight, pull the gray water plug and be rid of the gray water and nobody saw you do
it so... my big problem is what are we going to do with the sewage; even if they have a
system approved by all kinds of engineers up and down the street and my job, all my
life is making things work that engineers engineered, so I'm...
(laughter)
BRAUN: ...questioning this sewage business. By the way, I graduated from the
University of Alaska also so... but not with engineering. Now, back the sewage system,
we have seen this in Fairbanks, Iowa, where I'm barn, in Massachusetts where I lived,
were seen it iri ah, Florida, in Mississippi where the septic tanks contaminate the
water system and I drink that water, I intend to drink it for the rest of my life and so,
this business of having some sewage system in there and we're setting on sand over
there, we're not sitting on gravel... the sewer systems that we have are good for about
10 years... if you have a 4-plex, good luck, it's good for 2 or 3 years, 4- plexes are
pumping and doing their sewers in our area every other year and you can see them do
it; it happened last week on the corner. I'd like to see the laws even tougher. Ah, one
sewer system for each lot, that's one acre, that's why we have that out there. I'd like
to see it where you couldn't put any septic tanks within 4 miles of the Kenai River,
that's my personal opinion. I want to drink that water and I don't want them putting
their formaldehyde from their self-contained units or their gray water, raw, on the
street. Thank you very much.
CLICK: Okay, thank you. I think next is ah, McLoud.., if I'm pronouncing it right...
PLANNING & ZONING COMMISSION MEETING
DECEMBER S, 2004
PAGE 10
Look like Mcload...
.~
ROPER: McLeod?
GLICK: McLeod? Sorry?
(inaudible)
ROPER: William?
?: he was here and he left.
GLICK: Okay, we'll move on, ah, it looks like Sheryl Grover?
Sheryl Groves, P.O. Box 1120, Kenai, Alaska - My name is Sheryl Groves, I'm
representing Robinson's Mini-Mall and ah, two other businesses that's on K-Beach.
Ah, Asplund Supply and ah, Go-Go Juice Espresso. Um, I haven't really got anything
written out. I'm in s... s.... I support what these guys are trying to do. Um, I think the
place needs some... economic growth, um, I really wanted to speak after they had
shown the plans to everyone, think there's a lot of misconception what's really gone on
or going to be. Urn, I just wanna put my word in and these other two businesses that
ah, Ike talked to that I support what they're doing and... I need...
GLICK: Ma'am, you're business is across the street from this but not directly across
the is it?
GROVES: Ah, pretty much directly across from..
GLICK: Almost directly, right?
GROVES: Right, yeah, the mini-mall there. And I probably stepped in a hornets nest
here but...
(laughter)
GROVES: ...yeah, but really this ah...
GLICK: Well, we're all entitled to an opinion so...
GROVES: Yeah,
ELDRIDGE: She's on the commercial side of it so...
GROVES: Alright, thank you.
PLANNING & ZONING COMMISSION MEETING
DECEMBER 8, 2004
PAGE 11
GLICK: Okay, thank you. Alright, that's all the names i had on this list so Iii...
names, ah, yours is probably one I couldn't read, sorry. So what was your name again
Sir?
Ji Stroer, Kenai, Alaska -Stroer... Jim Stroer, yeah, it's hard to read my writing.
GLICK: Okay,
STROER: I'm a building contractor, I've been building in here in this area for 22
years and I've got a lot of people in here that I've built home for in that area. When
they come to my home they ask me... in my office they ask me where's a place I can
build where I can feel assured there's not going to be any commercial building going
on, there's strictly going to be residential. I've always recommended this area and I'm
really, I can't even understand why you're even thinking about putting an RV park in
this area. I built here for 22 years and I've always relied on that being a residential
area; that's all I have to say.
GLICK: Okay, thank you. Next. Man back there, in third row, yeah.
Rockwell Smith - I wasn't going to testify tonight.
GLICK: I need you to sign in there and ah...
SMITH: Okay.
GLICK: ... then state your name and address for the record.
SMITH: My name is Rockwell Smith, 335 Main Street Loop.
CLICK: Could... could you print your name on there so we...
SMITH: ... and I own a lot on the river in VIP and I haven't built there yet anal i owned
a lot and lived there for quite a few years, probably a dozen anyway. My son is just
building a house in there right now and I too am kind of appalled that you people are
even considering this. I'm a business man in the City of Kenai and been here far a
long time, done a few projects and I've always had to jump through a lot of hoops to do
those and always have done them right and... I guess that's really all I got to say, I'd
just like to see how you all vote, that's why I came tonight. Thanks.
CLICK: Okay. Lady here in the front.
Kam Denesen -Good evening xny name is Kim Denesen and I live at 825 Baleen
Avenue, three houses down from where this proposed RV park is going to be. I want
to thank you for giving me the opportunity to speak and for taking the time to read the
letter I sent to the Cozxzmission you earlier this week. Um, as my fellow neighb...
PLANNING & ZONING COMMISSION MEETING
DECEMBER S, 2004
PAGE 12
neighbors has said the planned RV park does not fit with either the rural residential
zoning of the area or the comprehensive plan. According to the regulations adopted by
the city this means the intent of the zone is to provide for low density residential
development in outlying and rural areas in a form which creates a stable and
attractive residential environment. The specific intent is to separate residential
structures to preserve the rural, open quality of the environment and prevent health
hazards in areas not served by public water and sewer and to prohibit uses, which
would violate the residential character of the environment and produce heavy traffic
predominantly in residential areas. I purchased my home here because I wanted to
live in an area that was zoned residential so I could live in an area like the one
described above and not have to worry about things like an RV park moving into the
area. I was not aware that someone could apply for a conditional use permit anal
change the neighborhood so quickly. I do not believe that a 160 pad RV park will
contribute to a stable and attractive residential environment of this area.
One of my biggest concerns in the increased traffic in the area. When you have RV's
trying to enter K-Beach Road where traffic is going 55 miles per hour the RV's will
back up traffic on Pirate and VIP while they are waiting for an opening. My
understanding is that the State had told them the couldn't enter off of Baleen so
they're going to have to go into the residential area to enter and exit this park. There
is also the potential far more accidents. Also those large, very expensive RV's are often
bigger than school buses without the safety equipment which make children playing
or riding bikes difficult to be seen and more likely to cause an accident. While Mr.
Jayne does not believe there are houses where the RV's will be driven in this area he is
mistaken. There are homes directly across the street on Baleen, VIP and Pirate, some
even have children living in them. In addition, the map they will be handing out to
people to show them how to go down Set Net to Cannery Road to go fishing ire lined
with homes. I do not have a problem with the traffic we normally get in this area and
evert during the red run but I do have a problem of adding 160 additional RV's all
headed out at the same time. In addition, some of these streets are not paved or oiled
so the dust will be terrible in the summertime. K-Beach is also well known for all the
potholes it has in the summer, the road crews have a tough time keeping up with
filling them in with the current traffic Ioad.
My other major concern is their plan or lack of plan for phase three. The application I
saw did not mention whether the company has had an assessment of the area done or
whether DEC has evaluated the area to determine if that parcel of land could support
a well and drain field for that many units. When will his we done? After they have cut
all the trees? What happens if the land cannot support the proposed use? Since I live
three lots dawn from this proposed site I am very concerned about having usable
water and having the water table contaminated by things that may be dumped on this
property. In the meantime, it is difficult to imagine how three dumpsters and
outhouse areas can service an area this large. What kind of follow-up will there be if
people don't use the dumpsters or choose to leave their trash...
PLANNING 8s ZONING COMMISSION MEETING
DECEMBER 8, 2004
PAGE 13
GLICK: Are you about finished ma'am, you're three minutes is...
DENESEN: Pardon?
GLICK: Are you about finished, your three minutes are...
DENESEN: Yes.. or who will enforce the no cleaning of the fish at their campsite?
Will the dumpsters be bear-proofs In one... excuse me...
In conclusion, please listen to the concerns of the police department and fire
department, they are professionals. Please abide by the rules and guidelines the City
of Kenai already has in place for planning and zoning within the city limits. Please
follow the comprehensive plan that was just put in place in 2003. Please vote no for
approving Blue Sky Pilots Trust conditional use permit. Thank you for your time and
consideration.
(applaud)
GLICK: Thank you. Ma'am, could I have a copy of your written statement.
DENESEN: My original letter you should have in your packet, you (inaudible)
GLICK: Is it the same as that one?
DENESEN: No, it's different than that one... I short... I tried to shorten it to limit my
time.
GLICK: Okay.
ROPER: If you wouldn't mind, we'd still like to get a copy of it for the record since you
did read it.
DENESEN: Okay, there's parts in here I didn't read though, that going to be a
problem?
ROPER: No, we'll keep that out.
GLICK: Okay, next person. Yes, the lady in the red there.
Megan Smith - Um, my name is Megan Smith. I submitted a written testimony
earlier. I'm just going to summarize my letter. I believe that the RV park is going
against the municipal code laid out the low density, stable, attractive residential
environment and the prohibition of um... uses that might interrupt residential
character and generate heavy traffic. Condition use permits are purposely difficult to
obtain and the review criteria is strict to prevent these things from happening. To
prevent commercial units to come in. There are some conditions that would allow
PLANNING & ZONING COMMISSION MEETING
DECEMBER S, 2004
PAGE 14
these to come in but the... these are not the conditions. These strict guidelines protect
us as citizens from big money and big business coming in, and determining what is
going to go into our residential neighborhoods. Urn, I feel that this RV park is not
consistent with any of the criteria listed. Um, in the conditional use permit, um... it is
not consistent with the intent purpose of rural residential zone. It will lower the value
of adjoining property. Um it is not in accordance with the comprehensive plan which
would be to promote the site and design of land uses that are in harmony and scale
with surrounding uses. This is neither in harmony nor in scale with surrounding uses
are primarily single family units on large lots and this would be 160 spaces on 10-
acres so this is... and public services and facilities are not adequate to service this.
There's suggestion of three (inaudible) port-a-potties and three dumpsters and they
lack the ability to support the waste of 160... um, recreational vehicles and I feel that
this will be harmful to public safety, health and welfare because our residences are
not designed to handle this kind of commercial development. Um, commercial road
systems around commercial developments typically have turn lanes and multiple lane
streets and stoplights and this helps control the flow of traffic. We have none of these
in place in um, the VIP Subdivision. Ah, local intersections are going to be under
increased strain. Access points to K-Beach are going to be backed up and the
current... it's just the current road system was designed for local residential traffic
only and I feel that Blue Sky Pilots Trust has failed to be in accordance with all the
criteria set forth by the conditional use permit and we as VIP residents we enjoy the
protection of city zoning ordinances and we also enjoy the rural quality of our lives
and I feel that this would impact negatively, the rural quality of our neighborhood and
I feel that this Trust is not concerned with the neighborhood quality and character as
we are, they wi... are implementing this in the summer as was stated by their trustee.
He comes up here, he's come up here 12 years in a couple months in July and we're
not concerned with a couple months in July; we are residents are concerned with year
around quality and...
AMEN: 10 seconds.
SMITH: ...year around character and I feel that um, we have an expectation to be
protected from this development and we expect that the City will preserve our rights as
citizens and preserve the safe, scenic and quiet character of our neighborhood.
(applaud)
GLICK: Okay, yes sir.
Todd Smith - My name is Todd Smith, that was my wife (inaudible). Um, I didn't
really plan to talk here. L..I've actually read a letter that Ken wrote to Karen, um, and
she e-mailed it to everybody else and I would actually like to just use his words. When
I first heard this park was going in, I mean the first thing I thought was... I laughed
about it, I thought there's absolutely no way he's going to get this passed and um,
same of you guys might say the same thing about what he says here but... if this is
PLANNING 8v ZONING COMMISSION MEETING
DECEMBER 8, 2004
PAGE 15
going to pass I would... I don't know (chuckle) says ah, he states here that Blue Sky
Pilot's Trust primary... primary focus is mobile home development parks, which isn't
RV parks, that's... that's trailer park, He said, "while serving areas needs I found
permanent affordable housing is every bit as viable as an RV park. An RV park would
be shut down most of 9 months of the year and a greater need exists for 12 month
housing. This would be far more profitable over time than a few weeks used by
seasonal RV'ers. Our experience has been permanent mobile home parks providing
affordable housing (inaudible) for several state and federal loan grant options, making
this preferable if need be to the RV park concept. I think um, if you read the.. , the
whole letter, I mean, his intentions are pretty obvious, he wants to do whatever makes
the most money for him and he did the math for us, ah, a trailer park would make
him more money and I don't know where you all live but i don.. , wouldn't think that
as residents of Kenai you'd be any more interested than I am to having another trailer
park in town. I think (inaudibie)parks but I'm in the process of building a house in
that neighborhood and if there's a trailer park there I would of went else where and I
will go elsewhere. Thank you.
CLICK: Okay, thank you. Gentlemen in the front here.
Mark Hall - I'm Mark Hall. I was approached by this gentlemen to clear these trees.
Economic development in our community...
CLICK: I still need you to sign in there though Sir.
HALL: Okay, and I just ah... was told that it was going to be an RV place and I look at
somebody driving in with a 80,000 dollar motor home and a 40,000 RV behind it is
not riff-raff that's going to steal you peoples things. It's out on a highway. Who wants
to live on the highway. They asked me to put buffer zones, they're talking about
putting fences in from the neighbors, nothing is going to come in off of the street, it's
going to go in there, turn around and come back out. It's decorated the way they're
talking about, it's going to be decorated up, ah, because it's special hand clearing the
trees. Ah, across...
HAMMELMAN: Ah, Sir, excuse me, could you address the Planning Commission and
not the audience. This isn't a debate, this is a public hearing for public testimony,
please direct you comments to the... excuse me Mr. Chairman...
CLICK: Yeah, well...
HALL: Well I've been iri 25-foot seas and up 100-foot power poles and everything else,
I'rn not real ah, familiar with the formality, I'm sorry.
CLICK: Okay.
HALL: But it's about being real if you ask me and I think we need something in our
PLANNING & ZONING COMMISSION MEETING
DECEMBER 8, 2004
PAGE 10
community and I don't see what these people are hurtin' right straight across the
street is ah, ah place to serve this RV park, Robinson's so it's going to feed them.
There's a garage there that's going to have to work on these motor... X80,000 motor
homes, it's on the riverside, ah, there, ah... there's just, you know there's a park it's
there, I've known some kids that's there that wasn't working, they could be working
cutting these trees instead of stealing stuff in that neighborhood...
(laughter)
HALL: ...you know and... we need economic development in this community, I'm sick
of the negatives, no, no, no, don't, don't, don't, we can't, we can't, I want to see some
positive. I want to see some offense, aggressive offense to doing something in our
community. You know I'm going to build a (inaudible) in Pt. Possession, we're gonna
build a deep sea part on, on, ah, Fire Island, and then we're going to give Anchorage
more room to grow and McKenzie needs some ah, farms out there to grow huge
cabbage like this and we got the best oats in the world and the best barley but lets do
something. What's with all this negative; "I bet I can cut you", (chuckle) you know,
Why? You know, I mean, why? That's just, you know, ah, that's not brotherly love,
Christianly love to step up there and, you know, doing something better than nothing.
There is ah, a dock around the corner there that... that old boy from Homer come up
here and build up so there's loads of people that's going to go there, how about if they
stay in this motor home park? I hear nothing about a better court, we got trailer
courts that are closing down, you know, all though, keep going with those taxation
without anything, our kids are going to have to move in to a trailer court, you know
because we're all ready ah...
AMEN: 10 seconds.
HALL: I (inaudible) job right there and I can't find one...
CLICK: You have about 10 more seconds Sir.
HALL: Yeah, thank god Pm Travis Hall's Dad huh...
CLICK: Yes.
Linda Williams - My name is Linda Williams, I live on Watergate Way and I haven't
planned to talk either but I don't think there's anybody, I'm speaking for myself but
I'm assuming, anyone in the room that's against Kenai developing, getting jobs for the
community or anything. I think the main thing that I come into is, I lived out North
where there wasn't any zoning by choice. I had 10-acres out there, I enjoyed it. I
chose, my husband and I, this lot, it was in a zoned area, we looked at the covenants
real close to see if we could abide by the covenants. We liked the idea that this was a
residential area and was going to stay that way cause, I mean, we're the only section
that is in the city limits of Kenai over there. I'm the kind of... I'm very disappointed
PLANNING $v ZONING COMMISSION MEETING
DECEMBER 8, 2004
PAGE 17
that this is even come up and is causing some hard feelings because all the way
around the subdivision of VIP is Borough land. It's either commercial or not zoned at
all and to pick this one section that could have some apartments or something to it,
it's still low... impact comparatively; it still family residential type things and to pick
one area of a subdivision that's within the zoning thing that we chose to move into
because of that, and to think you're going to throw it away and not listen to the people
that live there. The first year I can see a big impact if you just have this gravel parking
lot with no electric or anything because we happen to have a motor home and if you
don't have power you gat to run your generator, you have a 160 people, say there's
only 80 of them running generators at the same time, to who knows when because like
you say it is summertime, they're going to be up longer, they're up later, there's
activities to do, you're going to have a lot of impact of generators running as well as all
the other problems that were previously brought up. So, I'd really appreciate if the
zoning was upheld and keep it more of a rural residential; some type of commercial
business because it's on K-Beach, apartments or things like that but not such a big
impact one when all the way around us it's completely opened to that and the... the
gentleman mentioned before they're closing mobile parks down, those would make
great RV parks and they already got spaces. Thank you.
(applaud)
GLICK: Okay, (inaudible) newt to wall.
Leslei Spalding -- Hi, my name is Leslei Spalding and I live in this little corner right
here which is going to be really impacted by having ah, RV park put in there and um, I
want to say that my well is only 30-feet deep and I know the motor homes in that area
will be dumping their water and I know they will be out partying when I have my
windows opened all night long and i know there will be fires and drinking and people
driving in and out with my children... I have two children ages 9 and 11 that ride up
and down the street on their bikes and on the dirt and... they're playing out there ball
and in our yard and kids all get together out there from the whole neighborhood come
over, my kids go over there so everybody's always an the trails or on the highway,
they're going to be driving right out, half a block from my home, heading towards the
beach or heading out, it's going to be horrendous traffic jams, um, Baleen is not kept
great at well already, if they come out on Baleen it's going to be a disaster and I
actually brought up the... the dust, it's going to be horrendous in that area and the
potholes on K-Beach that are like every time it rains and they come throw some more
tar in there and patch it up...
(END OF TAPE # 1, SIDE 1)
SPALDING: ... RV, big heavy ones. I wonder every year when they're going to fix that
road and they're not doing anything about that, not your problem: but some body's
problem but that's going to be re... those... that road is really narrow, K-Beach, right
there in front of Robinson's in the area, it's really narrow, you're going to see a huge
PLANNING 8~ ZONING COMMISSION MEETING
DECEMBER 8, 2004
PAGE 18
increase and a deterioration of the highway, safety of the kids... kids in that area, and
I came up from Texas 20-years ago, I don't know if any of you~e got out to the mouth
of the river to see what it's like after the tourist, just from Anchorage come down, and
ah, outlying city, it's... it's a disaster, it's filthy, it's unbelievable trash left. I know
that's how it's going to be and that wind blows it all over it's going to horrible out
there; it's going to be... really nasty. I just hope that you don't approve this,
GLICK: Okay, tharfk you.
SPALDING: Thank you.
GLICK: Ah, yes, the man there.
Greg Beckman -- Good evening, my name is Greg Beckman...
CLICK: (inaudible)
BECKMAN: (inaudible) know if they were going to speak, I may approach this from a
different angle. I rent in VIP Subdivision. I moved here three years ago. My goal is to
purchase a home and maybe buy a home in that same subdivision; with this going in
it will no longer make it a community where I have neighbors and friends, it will now
just turn it into people that just come and go just like North Forest and whatnot and
tax base and everything else going up all the time you would lose revenue from people
who now will sell their land for less value and then also turn around and you will not
get that tax base so... from a neighborhood standpoint I would like to keep it a
neighborhood so, thank you for your time.
CLICK: Okay, thank you. The man out in the hallway there...
Chris Gabriel - Mr. Chairman, members of the Commission, my name is Chris
Gabriel Ike ah, lived in VIP for 18 years. This is not in keeping with the subdivision,
not in character with the subdivision and ah, the State hasn't granted any kind of a
access from the highway, there's no contingency plan for that so, I'd ask you to
consider that for starters and... also consider the fact that there's a bunch of people,
all my neighbors here that don't want this thing to happen and I know that you'll
consider That but in case you overlook that, you should be prepared for... the other
alternatives that me and my neighbors might have to undertake to overturn this and
that may include litigation. I can't speak for them but I can speak for me, I am
prepared to litigate this. Thank you. Oh, one other thing, it~l be a cold day in hell
before Mark Hall cuts down a tree in m.y subdivision.
(laughter, applaud)
CLICK: Okay, (inaudible) Mr. Popp.
PLANNING & ZONING COMMISSION MEETING
DECEMBER 8, 2004
PAGE 19
Bill Popp - Mr. Chairman, members of the Planning Commission, thank you for
hearing my testimony tonight, I'll do my best to be brief. I know you've heard quite a
bit of testimony but I want to touch on a few things.
GLICK: I still need your name and address...
POPP: Oh, I apologize for...
GLICK: ...for the record
POPP: Bill Popp, ah, 810 Set Net Drive in VIP Subdivision otherwise known as the
neighborhood tonight and I think that's what L.. what you're seeing here tonight,
you're seeing the neighborhood, we have a very close knit group of about 150
residences in our neighborhood, we talk to each other, maybe not as frequently as we
should but we do talk which is why you see the kind of turnout that you see here
tonight. We have a very strong, deep desire to preserve the neighborhood that we have
built over the last three decades in this subdivision. I built my... I built my home
there in 1983. I've raised my two children there. I've built my home up even more
than what I even more than what I started out with, I put a lot of love and care into
that home and I've also, I think, put a lot of love and care into the neighborhood. I've
done my best to work with my neighbors on a different issues, sometimes we agree,
sometimes we don't. I think tonight you see a Iot of agreement. In your packets
you've see a signature ah, letter of protest with over 140 signatures on it, I'm going to
add another addition to that of another 25 signatures at the end of testimony. These
are all from people from the neighborhood, we didn't go to Soldotna, we didn't stand in
front of the post office, this is the neighborhood. We provided you with a list of over
on... aver 120 residences, represented by these signatures to give you a sense of out of
those 150 or so homes, just how strong our objection is to this change in character in
our neighborhood. I want to touch on some of the parts of the code because I know it's
important as keepers of the comprehensive plan and the intent of the City Planning,
ah, City planning codes that your decisions are based on the code so I would like to
touch on a couple of those issues. First of all, the RV park proposal is fundamentally
flawed in it's lack of research and I say that from the lack of knowledge and reseazch
of the neighborhood history and values. We're several decades worth of development
in our neighborhood that has been slow but steady and has built a character in our
neighborhood that we have worked very hard to preserve and to maintain and just for
the benefit of the folks who are the applicants and based on their communication to
you, the two that we have seen, we need them to know that dip netting began in 1996,
not back before our homes were built in the 80' and early 90's and even in the 70's, so
dip netting is a recent advent in our neighborhood and we built our homes there
without knowing that dip netting was coming and quite frankly we wish it would go
away based on a lot of noise and confusion that happens in our neighborhood. The
lack of understanding of comprehensive plan and zoning code on page 37 of the... of
the plan, it says another issue of neighborhood concern is commercial development
near residential areas as conditional uses um... or... or ah, through rezones
PLANNING & ZONING COMMISSION MEETING
DECEMBER 8, 2004
PAGE 20
particularly along the Kenai Spur Highway. One of the goals of zoning is to achieve
stable, livable, residential neighborhoods by separating them from incompatible uses.
We believe this is an incompatible use. This is best achieved by zoning sufficiently
suit... ah, sufficient suitable located land for all expected uses and then adhering to
the zoning plan. Our neighborhood is zoned rural residential. Section 14.22.45, Part
of the Kenai Zoning Code describes same of the requirements for the issuance of an
RV park conditional use permit that reads that adequate utilities projected for...
projected or f... excuse me, projected for actual or projected uses shall be available.
Those utilities shall be available not maybe, not hopefully if a permit is granted down
the road.
GLICK: Are you about done? You're...
POPP: Ah, about a half a page. In fact I would ask a little indulgence from the Chair,
ah, I'm trying to stick to the Code...
GLICK: Okay, as long as you leave a copy here...
POPP: Yes Sir, I would turn this in. Um, Section 12.20.080, Intent, the rural
residential zone is intended to provide for low density residential development in
outlying and rural areas in a form which creates, again, a stable and attractive
residential environment. The specific intent in establishing this zone is, and then it
goes on into Section 2 to prohibit uses which would violate the residential character of
the environment, generate heavy traffic in predominately residential areas. The lo...
this is where it ties all together, the location of this proposed... proposed RV park
places our neighborhood directly in the path of the RV park clients trying to access the
river and the dip net fishery. Location is everything and this is a bad location. The
shortest distance between two points is a straight line and the straight line in down
VIP to Set Net to Cannery Road, down VIP to Sand Dollar to Cannery Road to get to
the dip net fishery, down the Salmon Run to Cannery Road over the dirt trail for the 4-
wheelers, which we already deal with on a regular basis, imagine what 160 RV's
towing more 4-wheelers into this area from Alaska residents, I'm not even worried
about out of state residents, from Alaska residents and the impact that they will have
on our neighborhood if this development is allowed to go forward. Our neighborhood
is not advocating a NIMBY attitude, "not in my backyard", that is not the purpose of
what you are seeing here tonight. If that were the case in our neighborhood you would
have seen just as many of us here when you granted the conditional, use permit for the
Kenai Landings project, which is a tourism based project that has been well thought
out, well researched, talked about in our neighborhood, carefully planned not to
impact our residential streets and in fact to compliment our neighborhood, we love
that development and we know that they are going to have RV development within that
space, they have future plans to allow for RV's to be staged there, they already have 15
spaces but they have room for more, what that would be eventually we'll see, they'll
come back to you for that conditional use permit but right now we're not against that
development, we weren't against it then and we won't be against it in the future, they
PLANNING 8~ ZONING COMMISSION MEETING
DECEMBER 8, 2004
PAGE 21
have been doing a great job of de... redeveloping what in effect was a losing property
previously for the City. Finally we have not never opposed reasonable home
occupations. This is not a matter of NIMBY, this is a matter of bad planning and a bad
proposal and we object to this permit being granted.
GLICK: Thank you.
(applaud)
GLICK: Anyone else?
Deb Olsen - My name is Debby Olsen, I just moved here from Anchorage, Alaska and I
just want to say that..
GLICK: We need you to sign in there with your...
OLSEN: Oh, I'm sorry...
GLICK: .,.name...
OLSEN: I just want to say that moving to the neighborhood of VIP, I live on (inaudible)
I want to say that we moved out there for the.,. the safety issue of the children and
instead of worrying about this RV park and developing an RV Park, why... why not
develop a bike path going out or some safety path going out to the new cannery
that's... the new subdivision going out to Land... Kenai Landing. You know we're
worried about safety for our children and people need to look at the safety issue out
here, ah, we... we just have... enormous safety issues with now we have a new
building and new... new traffic patterns going out in the area and there's more safety
issues to look at rather than what's going on here at the.., ah, ah, RV park. We have
an RV park that's going to cause more dangerous situations for us; with safety for our
children. We have people, strangers coming in that we don't even know. People
coming into this area that are just parking their vehicles for a while to enjoy the
scenery, enjoy everything, we don't know what they're up to. Our children are walking
the streets, we don't even have sidewalks for them, far our children. I can't even ride
on my bike anymore down the street, down to the beach access which is provided for
us, a beach access road provided for us... it... an... beach access with no road even to
accesses to the road and now we have people coming in try to make a subdivision for a
RV park? L.. I just want to look at the safety of our children out in the area. We have
more children out in VIP that we need to be more concerned about, we have strangers
coming in from who knows where and now i have to worry not only for the safety of
the issues of my children riding bike, 4-wheel, whatever the c... that they're doing to
going down to the beach to enjoy their safety, their well-being and then we have...
people from who knows where... we don't need people from out of the ordinary coming
into our neighborhood where we feel unsafe about the... our children. Already we
don't even have sidewalks, we don't even have a safety... area for us to ride bike,
PLANNING 8~ ZONING COMMISSION MEETING
DECEMBER 8, 2004
PAGE 22
myself and my four children can't even ride bike down the road now not even knowing
whether or not the semis are going to come by and knock us out the road, we don't
know these strangers coming by and more and more, strangers come nnoving in, so I
don.. I... I just vote... I oppose to this for a safety issue... amongst the children. We
have to be really aware of that. So...
CLICK: Okay.
OLSEN: I think that's one issue we should look at besides money value of a land
value, the safety of the child...
CLICK: Okay, thank you.
OLSEN: Um-hm.
CLICK: Anyone else? Yes Sir.
Chris Frochet ???? spelling - My name is Chris Frochet, I live on 2635 VIP Drive.
My wife didn't want me to speak because she didn't want me to embarrass her
(laughter) but you know I think the key word here is residential. I mean, we're all
residents, you know. All of you are residents... I mean, do you want an RV park in
your backyard because that's what you're trying to do. I mean, I can't even believe
you all contemplate giving them the.,. you know the right to rezone this into
commercial, I mean, you all are residents that live here, just like all of us. None of us
want this in our backyard so...
CLICK: Okay. All right, the lady in the red... blouse there, you wanted to speak? All
right, thank you Sir.
Sharon Taylor -- My name is Sharon Taylor and I live on Windjammer Court, it's off
of Pirate Lane and um, Windjammer was one of the first streets put in VIP Subdivision
and so I've lived... webe owned our home since 1976. I've seen a lot of changes come
in VIP in the last 20... 25, 30 years and some have been very good, most... most very
good. I've Down in the last ah, 7 to 10 years there's been a lot of growth and new
homes. It did affect our ho... our water when we started getting a... ah, abundance of
homes. Our water level dropped and we had to pay... our... through our own pocket
to fix that because we're on private well and... I can't speak for everybody in the
subdivision but I have no problem against ah, connmunity growth, I do have a problem
with... the reason... or the fact that our property taxes keep going up but our value of
our home keeps getting dropped because ah, people for their own self-interest.,. not
thinking of the properties around them, come in and... and want to put an RV park in
our a... a duplex in a residential... right on.. , right on the main street on Pirate, um,
that does affect the property value of the homes around it for... for blocks and the...
the ah, security for our children is a big factor, Ike known... seen. what the growth just
along K-Beach and in the summer with the canneries that close to VIP Subdivision
PLANNING 8v ZONING COMMISSION MEETING
DECEMBER 8, 200}
PAGE 23
there has been burglaries, there has been ah, problems with that and we've coped with
it as a community but i don't... I don't think we should add to that problem in ah.. in
a residential area. Thank you.
GLICK: Okay, thank you. Man back there by the wall.
Alan Dowell - My name is Alan Dowell and I live at 2335 VIP Drive and I'm not up
here because of the zone, I don.,. I could give a hoot less about that as long as it's not
in my neighborhood. I moved up here quality of life in 98 from Dallas, Texas. Down
there I was a member of several RV parks. I have an RV in my backyard. I drove it
from Dallas up here. I have not been in one yet that has lived up to all the standards
that are set down by the RV park. I was a member of one down at Lake Fort, Texas
that is ah, one of the... supposed to be one of the biggest and baddest down there and
they couldn't enforce the rules and regulations to the members. The members just
didn't care and they were from out of state, there some from up here that go down
there. They didn't care, they didn't care about the gray water, they didn't care about
the sewage, they didn't care about anything. They're dawn there for their length of
time and away they go. Leave it for the people that are actually the members that
have to take care of the place and this is... in all of them I've been a member of, Sun
Eagle Bay, down on Lake Palestine, same thing, and they're a big outfit. I mean, it's...
it's ridiculous to bring this in and let it wreck the quality of life for all these people that
live in VIP Subdivision and I guarantee you, that's what's going to happen if it goes
through because who's going to regulate it? Whds going to govern it and who is going
to enforce the rules? It's ain't gonna happen. I guarantee if this goes through you will
be hearing from us again because we're not going to put up with what's gonna go on
once this is in and I know for a fact there is nobody gonna enforce the rules of said
zoning commissions or whatever, it ain't happening, it's... it's already set up for
failure. Thank you.
(applaud}
GLICK: Yes, Iady out in the hall there.
Susan Wells -- My name is Susan Wells and I live um, just outside of VIP in Beluga
Estates. This would impact my property as well. Um, peaple with... just the dip net
fishery the City is not been able to um, enfarce the rules for the new parking lot down
by the beach. There's signs all over that say No Parking and No Camping, No
Overnight Parking, and yet every July, almost every day of the week you can go down
there anal there's more than one camp... camper parked there all night with fires and
then they leave piles of garbage behind. The City can't enforce the rules there and so I
don't know how the City is going to be able to enforce rules and regulations far um,
camp ground as massive as this one is so I would just hope that you would um, take
into consideration, thoughtful consideration all the ah, testimony that's been given
tonight and protect your locals residents. Thank you very much.
PLANNING & ZONING COMMISSION MEETING
j DECEMBER 8, 2004
PAGE 24
GLICK; Okay, Thank you, did you sign in Ma'am.
WELLS: Yes, I did, thank you.
GLICK: Okay, thank yau. Anyone else? Yes, go ahead.
Lloyd Stewart -- My name is Lloyd Stewart I live on $55 Sand Dollar Drive. I've lived
there for little aver I5 years and like the rest of my neighbors I've seen a lot of changes
there. In my part I think they're all good changes. We gained a neighborhood... Kenai
has gained a goad neighborhood, a lot of good families and something that contributes
to the tax base of this community. I happen to live on the shortcut to the beach on
Sand Dollar Drive which is the only one of the unpaved streets out in that area. Right
now I see, in the summertime, just a excess of traffic coming through that road since
they~e ah, opened up the ah, little thing down at the cannery, they let people go down
and dip net and the traffic is... is not ah, not good or conducive to the 15 mile and
hour 20 mile an hour speed limit that's on our road. Most of the time is ah, pretty
high speed traffic ah, 4-wheeler high speed traffic and I'm getting to the point where
I'd like to set up same nail strips out there (laughter) and I know that this park is
going to contribute to that, i just know it; in my heart and I see it. Ah, I've seen it
before and my plea to you is... my plea to my neighbors is to fight this with everything
you got, I'll fight with you and my plea to you is the... the ah, deciding on this permit
is to turn it down. Turn it down for all of these good families that have built this good
neighborhood and have contributed so much to this community. Thank you.
(applaud)
GLICK: Okay, thank you. Anyone else? Yes.
Tom Weaver - My name is Tom Weaver I live at 2920 Schooner Ciurcle. I'm opposed to
this. I haven't been able to hear ail the comments because I've been out in the hallway
where we have a Iarge group of neighbors. I hear concerns about the neighborhood,
the safety of our homes and I'm... I agree with all that but what about the safety of the
people in the RV Park? Not everyone goes fishing, you're going to have people staying
back whether it's adults or children, there are no facilities of any kind out side on that
side of the road, everything is on the other side of K-Beach. I'm a commercial truck
driver, I drive that road, it's always, when yau see people on the side of the road it's a
distraction, someone wants to go to the diner from the RV park whether it's an adult
or a child they going to run across the road, there's no crosswalks. They want to go
get a soda from the little store they're going to run across the street. They want to do a
bag of laundry they're going to run across the street. They want to go get a snack at
the snack bar they're going to run across the street. How long is it going to be some...
before someone gets killed or hit by a car. That' means their safety has to be
considered also, there is no way to safely get across that street for anybody. There's no
facilities that... I don't have anything more to say, I think that needs to be thought of
too. Thank you.
PLANNING & ZONING COMMISSION MEETING
DECEMBER 8, 2004
PAGE 25
GLICK: Thank you Sir. Anyone else?
(applaud)
GLICK: Anyone else wishing to speak? Yes.
Robin Leighty -- Good evening my name is Robin Leighty I live at 735 Set Net Drive. ]
just wanted to raise a couple of issues um, and reiterate what... what other people
have said about this being incompatible with the zoning of our area, it is entirely
incompatible um, one issue that hasn't been raised specifically is noise that would be
generated not only from the aperation of generators at an RV park with that many...
ah, potential 160 generators, say maybe 80... 80 of the operating at the same time
would increase the noise level within a radius of about 800 feet around that RV park.
In addition to that is the cumulative affect, if you clear the vegetation, if you clear the
300 feet of dense vegetation there you're going to increase the noise level in the entire
residential area by 10 decibels and... cumulative... or cumulate that with the
generator noise it's going to be pretty substantial and for those of us that live there
20... excuse me, 12 months out of the year we're going to get an increase noise from
highway traffic throughout that neighborhood and that's one concern that has not
been raised. Um, the... another issue that's been raised is the issue of septic. A
septic system that would accommodate the number of people that could potentially
live in this RV park for the three months out of the year would be substantial. All of us
live downstream, down gradient from that area. All of our wells could potentially be
effective and 1 know... affected... and I know that that's not within your jurisdiction,
ah, center DEC, however, I believe that the component of this change, of this um,
conditional use permit, has not due diligence in coordinating with DEC and the ability
to engineer a septic system that would work in that area; and it's going to be 3 years,
potentially 5 years out before they get to the point of implementing that part of their
construction but ah, I think all of that are downstream are concerned about that.
There are alternatives to issuing a conditional use permit for allowing this RV park,
there are other lands available that are mare appropriately zoned where this type of a
development could occur, does not need to occur within a residential area; and... a
lat... perhaps the... component of this, on their application it says they are not
currently the owners but ah, the... Kenai Peninsula Borough GIS indicates they are
the current owner... obviously they didn't do their homework, it's not compatible,
um... in the neighborhood and it is a neighborhood that's very concerned about that.
So, thank you very much for the opportunity to speak,
GLICK: Okay, thank you. Anyone else wishing to speak? Yes.
Ken Pegg -- Mr. Chairman, my name is Ken Pegg from Spokane, Washington, 7911
West Mission. Ah, my partner and I are ah, ah, proposing the RV park on... K-Beach
Road. Ah, I appreciate this forum very much to understand and respond to the
concerns of the community with... with policies and ah, practices that ah, taking their
PLANNING & ZONING COMMISSION MEETING
DECEMBER $, 200~F
PAGE 26
interest into account. Ah, I propose that the 10-acres orz K-Beach isn't conducive to
} residential zone. Ah, if it were, in my opinion, it ah, it would not have been set aside
as an unsubdivided remainder of the VIP development. I would have covenants as the
entire project has, which it doesn't. Ah, in the nearly 30-years since VIP was
developed homes would have been built and they have not. Ah, the property hasn't
even changed hands in almost 30 years; ah, even though it ah, had a For Sale sign on
it for quite a few of them. Ah, why? Well, again it's my opinion that people prefer not
to look out their homes and see the businesses that serve their community. Ah, such
as a fuel station, auto service center, processing plant, and of course and major
Alaska highway. Ah, L.. I hope that ah, you'd see this as an opportunity for
transitional use and... now our desires a project that ah, meets the needs of visitors
seeking world class fishing, ah, it needs a businesses that are so... there are
associated with that industry and the desires of ah, we hope the majority of the... the
community's residents. Ah, we be worked with your fire chief, police chief, and
lieutenant, ah, Planning engineering departments and found them to be outstanding
professionals, you're lucky to have them and we developed our own covenants ah that
address many of the concerns that we've heard tonight. Ah, we do intend to retain the
natural beauty of the property, ah, by preserving acres of ah, acres of barrier for the
residents and it's half of the project. Ah, we'll main... maintain quiet clients that the
community anal the visitors deserve. Ah, we're proposing that the use of off road
vehicles such as ATV's won't be permitted onsite; and there are ordinances in this
community (laughter) and there are ordinances in the community that control their
use on public roads. Ah, hopefully we might even actually reduce the use of ATV's in
the area and maybe even in the wetland. Our goal is to channel visitors off of and
~ back onto K-Beach Road with minimal or no additional impact to the community.
GLICK: Sir, are you about...
PEGG: Yeah,
GLICK: Wrap up here?
PEGG: Three quarters... ah, ah... I think our visitors are poorly represented here, the
RV visitors ah, in driving through the community I've seen a lot of RV's ah, I expect
that our beautiful site would attract great people, just like the... people are already on
K-Beach Road, they're already here and their looking for a nice place to stay. Ah,
when the short season is over this property returns to 10 vacant acres with zero
impact to the community. I thank you very much for your time and consideration.
GLICK: Okay, thank you Sir. Yes, the man out in the hallway.
Wayne Cassell, - My name is ah, Wayne Cassell, I live at 2710 Set Net Court ah, in
Kenai here. Ah, since this came up you know, I was notified, I work late hours
sometimes so you know, everyone here has taken the time to come here is kind of...
common sense of haw important this is to every... each and every one of us that are
PLANNING & ZONING COMMISSION MEETING
DECEMBER 8, 200
PAGE 27
here and um, you know I've lived in Set Net, I built my house in 86, all three of my
kids went to Kenai High, they graduated. You know, we've lived there for some time, I
lived in Kenai for 31 years and... you know Kenai is my home, I've never lived
anywhere but Kenai so ah, couple years ago there was a bar across K-Beach Road, I
could hear it from my house at night, you know, and ah, through the windows which I
leave my li... ah, windows open at night and you could hear it and... and the
neighborhood finally had enough complaints they finally closed it down and that's
going to happen when they take those 10-acres and they make them an RV park out of
them, I'll be able to hear all that stuff going on over there in that neighborhood, across
from my house which, you know is going to keep me awake at night which I work days
most of the time. Ah, I don't know if you noticed this gentleman mentioned that they
are going to put signs up, no bridge... or no river access. There's signs already up
down that road and they're still accessing... I mean there's a continual traffic
throughout the neighborhood. I don't have any little kids anymore but there's
neighbors across my street, their little kids are in the street all the time. I live in the
cul-de-sac which is nice but a lot of these folks don't. You know when the little kids
are out there playing catch and stuff and (inaudible) because of this, there's... there's
liable to be same... some problems you know and there was early mention about the
Kenai River, lie seen the mouth of the Kenai River for umpteen years and I... I went
down and looked at the bluff this summer and I don't... it looked like a Russian River,
ah, event... L.. I was just amazed and I ain't taking any kind of fishing right from
anybody but I'm just saying the City of Kenai needs to do something well that mouth
of that river and the Kenai River fishery is going to be definitely impacted from. what's
going on down there and that's just my opinion, you know. I'rn totally against this ah,
I am pro industry, you know in ah, anything that's goad for the community as far as
working, you know I'm for jobs and you know I work just like anyone else out here
does. I just pay my taxes, it was 800... or 1800 dollars, that's, you know, it's all based
on this ah, 20,000 you write in and you got a 20,000 off what your house is assess...
assessed at and there's a letter I got and he said he paid 2500 dollars when he comes
up here this summer every summer, well that 1800 dollars that I spend just on taxes
ain't nothing what I spend here in the community year in and year out. 5o I'm just
saying that all of us... us that live here, you know we spend a lot of money in the
community and you got to think about that, if there's 1b0 trailer parks, they're making
30 dollars a day, 54,000 a month, or whatever that amounts to, haw much mill rate
are you going to get off that revenue far those month and half or two months that
somebody's going to be in a trailer park? I mean, you've got to look at the... the
amount of money that the city is going to gain from that versus what we pay already
and what's going to happen to our property tax cause that will drive our property taxes
down because our property values are going to go down, and that's just my opinion
and I think that that's what's going to happen so... thank you.,
GLICK: Okay, is there anyone else wishing to speak? Yes Sir.
Bill Miller -- My name is Bill Miller, I live at 2710 VIP Drive. I've been the... in
business in Kenai for long time. I've always had the theory that the man that owns
PLANNING 8v ZONING COMMISSION MEETING
DECEMBER S, 2004
PAGE 28
the land and as long as it's legal he can do what he wants to on that land and... I also
} believe that this is not legal. It doesn't comply with the zoning regulations, if it did
comply, even though I'm against it, I'd be for him doing it. I think he mentioned why
this land hasn't been developed, well there's been a sign on that land for probably 10
years that said it's For Sale, 10-acres far $100,000. If you do that math on that you
have to have an acre per lot so you... you've got $11,000 per acre, you got to
subdivide, you have to build roads, and you have to sell it and you probably lose your
shirt, that's why it's not been developed I don't believe. What I would ask him if he's
willing, because I think with a 5 year plan, if they come in and cut down the trees,
make gravel pad, and fail the land is really wasted if they're willing to provide a bond
for the completion of the project including the water and sewer, ah, should you decide
to... grant this conditional use permit, would... would almost be a minimum you
should require, I... I don't find any.,. any kind of guarantee that the City requires other
than I guess if they fail, somebody complains and you have to go get the police to evict
them. I think ah... a performance bond would be in order if you do grant this permit.
Thank you.
GLICK: Okay, thank you. Did you sign in Sir?
MILLER: Yeah.
GLICK: Okay. Anyone else wishing to speak? That's... that hasn't spoken before?
(laughter) okay.
Michelle Carlson _ Hi, my name is Michelle Carlson and I couldn't hear very well, I
live at on Sailor's Watch Circle, new house, new to the area to some degree, the last
four years but I have worked in the alcohol industry in the State of Alaska for the last
20 years and I am an alcohol instructor in the State of Alaska for the last 18 and I
believe I heard him say that they were not going to allow alcohol and they were going
to monitor the alcohol (laughter) and of tha... we live in front of the parking lot at the
beach, we knew full well what we were getting into when we built with the dip netters,
we knew that, that's fine but I do work at the Vagabond out the road there and I have
dealt with alcohol for a big portion of my life and trying to monitor alcohol in an RV
park, let alone monitor on a prem... licensed premises, I don't know where that's going
to put you in cost, if you look at your revenues or where you're... you're payments go,
the calls that come out, even out in our area for what your police department and the
Troopers to the Kenai Police and the Trooper department have to cost you a big chunk
of your bucks. So, consider that in this no alcohol because if that's what he's telling
you I beg... (chuckle) I... I can't even believe that they can... who is going to enforce
that? I mean, that's... it's just crazy. Um, I live in... we... we just purchased, bought
out house, we moved in in February, we bought the property just next to us for a good
portion of money and that traffic, if he isn't going to allow it, it's going to come our way
also and the fact is we watch what goes on in the parking lot in front of us, we had a
full summer there to watch what happens with the dip netting and from the
bathrooms, etc., I mean, they~l go over in front of the kids in the woods, if there...
PLANNING & ZONING COMMISSION MEETING
DECEMBER 8, 2004
PAGE 29
even if the bathrooms busy, there's somebody out there going to the bathroom in the
woods, I watch em' when I have coffee in the morning (laughter) I knew that when I
bought (laughter) when I built my house (laughter) but... this is going to increase it
and no... and somebody else brought up the fact that of, L.. I've called the Troopers
myself and it was even getting a hold of DOT for what is your speed limit and in the
residential etc., and it is... anybody that's down there can tell you they go anywhere
from 40 to 60 rxxiles an hour drag racing down that road on the 4-wheelers, etc. I'nn
just saying you.., have to lo... look back even at this last summer with your toll booth
and everything else, that was good idea in my re... perspective because I was there,
other people may not have liked it but it control it, that was a good step I felt but
you're opening yourself up for a whole lot more and I'rn saying that from first hand
experience, only by one year but I knew what I was getting into there, this is going to
be something else (laugh) and as far as the no drinking goes...
AMEN: 10 seconds.
CARLSON: ...that'll be interesting (laugh)
(applaud)
CLICK: Okay, thank you.
CARLSON: Thank you.
CLICK: Anyone else wishing to speak at this time? Out in the hallway, anybody...
okay, the lady there has her hand up...
Jocelyn McCollum -hello I'rn Jocelyn McCollum I live on ah, Seine Court and I had
submitted a letter that's in the packet. I really don't care to reread it, I made same
typos which are quite embarrassing (laughter) and iii tell you initially when I read the
ah, developers two letters, I was bothered because I felt like they were bullying tactics
and you know it's in an essential part of the Alaska spirit that nobody is going to push
us around (laughter, applaud) I don't like this for a lot of reasons, it's not going to
contribute to our economy and... it's just... it's going to change the integrity of our
neighborhood, feeling safe to let our kids ride around the neighborhood to go visit their
friends, you know that's something we kind of take for granted besides just looking
out for each other, being good neighbors, being very tolerant, um, you know there's an
old expression you can't pick your ah, relatives or your neighbors but I don't believe
that entirely true in a situation, I think we are placing in faith in you that you listen to
all these reasons and take into account why it's important for us to have faith in you
and... and for you to do the right thing. Thank you
CLICK: All right, thank you. Anyone else? Okay, I don't see anymore hands so well
bring it back to the Commissioners.
PLANNING & ZONING COMMISSION MEETING
DECEMBER 8, 2004
PAGE 30
l Public hearing closed at 8:30 p.m.
1 GLICK: Marilyn does the staff have any more comments?
KEBSCHULL: Well, I would draw your attention to the packet to the... if the
Commission should decided to approve the permit the recommendations that should
be addressed. In addition, I'd like note ah, that as in the past when you granted a
conditional use permits that this permit ah, that the preliminary drawing in the packet
is just that, it is a preliminary drawing. It would be fine tuned and approved um, by a
land ah, scape site plan review um, as all commercial uses um, that we have done as
conditional uses in residential zones in the past have been done. Um, so what
probably what you have in your packet is probably um, much more ah, dense than
what would actually happen when they take it into consideration the recommended
buffer that ah, is in the recommendation. Um, and in addition, ah, (inaudible)
comment as far as the information. that was provided in your packets there was um,
we were inundated with ah, the e-mails and the letters but in your packet you only got
one copy, I may have received copies from several of you that were e-mailed to you but
I just ensured that ane copy of each e-mail was in the packet so that you had that
information and I can answer other questions as we go. I would draw your attention
um, to most of those you probably saw, your probably did not see the one addressed
to me today from ah, Chief Walden, our Kenai Fire Chief, um, and um, he addressed
ah.. met with the developers, he and ah, Chief Kopp and Lt. Wanamaker and ah, most
of their concerns were ah, he believes were addressed at that meeting so you may
want to review that a-mail.
GLICK: Okay, thank you. Comments. Mr. Bryson?
BRYSON: Yes, ah, it's ah, my intent to be voting ah, in opposition to the motion. Ah,
and I would propose ah, as... dependent on ah what the determination of the board is
ah, that the following items be considered as findings of fact, ah, one that the use is
not consistent ah with the intent of the zoning district; two the ah value of the
adjoining property and neighborhood would be significantly impaired.
GLICK: Okay, that... anyone else? Yes.
AMEN: I have some questions for staff, ah, the ah, the adjacent property ah, upper
part of the map, I imagine that's to the east, ah, duplexes, four-plexes, ah, how were
they installed? Were they also ah, conditional use or what was it...
UNKNOWN: That's permitted.
AMEN: That's permitted activity at that time?
KEBSCHULL: Yes, those are permitted uses.
PLANNING & ZONING COMMISSION MEETING
DECEMBER 8, 2004
PAGE 31
AMEN; Multiple family?
KEBSCHULL: Yes.
AMEN: Okay, ah, how do we define the difference between an RV park and a trailer or
mobile home park?
KEBSCHULL: Mobile home ah, I don't know that it's defined in the... in the code but
my interpretation would be a mobile home is for permanent residential use, RV is for
temporary use. Mobile homes, also require a conditional use in the City.
AMEN: Okay. Um, do we have any historical information on the RV parks that have
been established and are operating inside Kenai, ah, an example would be the one
there on the bluff at Old Towne.; as far as impacting neighborhood value or impacting
the neighborhood...
KEBSCHULL: I don't have that information.
AMEN: (inaudible) and ah, final question I had is if this is ah, as submitted, is ah,
turned down, does the owner have an option far modifying this and resubmitting it in
the future?
KEBSCHULL: Yes, he does.
AMEN: Okay, thank you, that's all the questions I had
ELDRIDGE: Yeah, the comment that I have, one is good to see all my neighbors out,
ah, I live in VIP on Set Net Drive myself and L.. have seen a lot of that traffic that's
gone by... ah, in the summer and the increase. Of course we have traffic problems
year around ah it's not only visitors it's also our neighbor... neighborhood. Ah,
(inaudible) this thing is absolutely ah, you know and not acceptable to me ah, I don't...
just don't think they put enough ah, thought into it in the first place ah, so I'm... I'm
going to vote no on this particular one tonight but ah, as ah, Commissioner Amen
brought out you know ah... might be put....
SIDE 2, TAPE # 1 ENDS
TAPE #2, SIDE 1
ELDRIDGE: .. ,and low income housing is very much ah, you know, liable to be there,
ah, and ah, it could be developed there, in... in that property so, L .. I agree we want...
we need some buffer between what we have as residential and... and the commercial
across the street but ah, ah... if this were properly done it might be ah, acceptable
butter as... as presented it is not acceptable to me but some of the alternatives might
be, ah, multi-plexes, Iow cost, low income housing so ah, whatever, a... a.. , as a
PLANNING & ZONING COMMISSION MEETING
DECEMBER $, 2004
PAGE 32
neighbor that's what... that's... that's my concern ah, it's... it's looking at the whole
picture but tonight I will be voting no on this proposal.
GLICK: Okay, anyone else? Yes.
HAMMELMAN: Just a couple comments, ah, just a couple comments first of all we
meet two times a month and you're always welcome, we've never had any (inaudible)
(laughter). You know it... really this is an educational opportunity for ever body
because um, I do believe that the.. that people that bought this property have the
right to develop it, it is in the code, I do believe that. I think it's very difficult to read
the comprehensive plan and interpret that, it's vague intentionally, it could be
interpreted any way you want it basically, there are a lot of different ways let's put it
that way. Um, in this particular issue I'rn going to vote no because I don't think
there's enough information in the application to... to urn, make a good decision. I
don't think three phases represents a well thought or well developed plan. Ah, I'm
skeptical that three sets of port-a-potties arzd three durnpsters can accommodate the
waste that can be generated during ah, during the frenzy of the red season. Um, let's
see, you know and... and one of the things I'd like to point out is... ah, and... and...
and ah, I hope I'm not out of line, ah, Chairman, you know, a couple different times
this evening you've been ah, referred to, or our actions were being referred to as
appalling but you know what, we have to take everybody just like we would anybody.
If you bought that property we have to evaluate that, that's what we do so it's not that
we're doing something that is appalling, we're doing what we are asked to do so... um,
and I guess with that um, I'll close my comments but I would be voting against this
application so...
GLICK: Okay.
HAMMELMAN: Thank you.
GLICK: Anybody else, Mr. Barrett, you have any...
BARRETT: No.
GLICK: Jeff?
TWAIT: No.
BRYSON: Ah, ah... one other comment, ah, it appears that ah, the ah, 10-acre tract
was ah, ah, kept separate from the ah, ah, platted area for lots for a purpose ah, ah, it
would appear without any necessary factual basis that it would be a... appropriate for
ah, light commercial serving the comrn.unity in... in the area and ah, some use like
that might... might appear appropriate for ah, a small tract like that that fronts the
highway. Ah, however, I... I feel the proposal ah, dramatically affects the entire ah,
area behind it.
PLANNING & ZONING COMMISSION MEETING
DECEMBER $, 2004
PAGE 33
} GLICK: Okay.
BRYSON: Ah, I'rn... I'm, the other issue is ah, positive aspects of it from a developer's
ah, perspective ah, (inaudible) one is increased ah, sales tax for the City which is
obvious and the increased ah, value of that property which is obvious ah, the opposite
is the ah, ah... level of ah, life values that are... would appear to be affected.
GLICK: Okay, yes.
AMEN: I have one additional comment, ah, I've put down 14 excellent points that we
discussed this evening or that we've had input on this evening, ah, but I think the one
that hits me there the hardest on this is the fact that ah, you could very easily degrade
the ah, the water table and the... the quality of the drinking water in that area ah,
with a development like this that ah, affects not only sewage ah, waste ah, but also the
chemicals coming out of an RV park and ah, once that's gone it's gone and ah, I'd...
ah, that's pretty close to home when your drinking water coming out of your faucet
could be affected and ah... that's... that was my comment.
GLICK: Okay, we're ready to vote. Okay, roll call vote
Verbatim Ends:
VOTE:
Amen: No
Barrett: No
Glick: No
Bryson: No
TWAIT: No
HAMMELMAN: No
ELDRIDGE: No
MOTION FAILED UNANIMOUSLY.
Glick informed the applicant he would have 15 days in which to provide a written
appeal to the City Council through the City Clerk. The audience was advised the
Board of Adjustment hearing on the issue would be advertised in the paper as well as
on the City's website.
Glick called far a 15-minute at ease.
BREAK fiAKEN: 8:45 P.M.
BACK TO ORDER: 9:00 P.M.
PLANNING & ZONING COMMISSION MEETING
DECEMBER 8, 2004
PAGE 34
ITEM 6: OLD BUSINESS -- None.
,~
ITEM 7: NEW BUSINESS
7-a. Discussion -- State of Alaska, Department of Natural Resources, Division
of Mining, Land & Water Spring 2005 State Land Disposal -Discussion
Kebschull drew attention to the memo included in the packet and reported the City
received information the State is considering disposing of some land in the spring and
they are seeking input from the City. Kebschull added, they are changing the
classification on some of the lots which may not be of interest to the City but the
Commission may want to comment on the zoning because of previous issues with the
State selling land to people in that particular area. Kebschull noted the road on the
back side was platted but not developed. After discussion staff was directed to
provide the State of Alaska with their comments regarding the zoning and road issue.
ITEM 8: PENDING ITEMS -- None.
ITEM 9: CODE ENFORCEMENT
9-a. Pending Code Violations Report
Chairman Glick drew attention to the code violation report and it was noted the Code
Violation Officer was still on staff.
ITEM 10: REPORTS
10-a. City Council -- Council Member Ross reported that he was not present
at the last Council meeting but stated that if there were any questions he would get an
answer.
10-b. Borough Planning -- Bryson noted a copy of the November 22 meeting
agenda was included in the packet. He gave a brief review of actions taken at the
meeting.
10-c. Administration -- Kebschull reported the following:
• A joint work session is scheduled for December 9 with the City Council
and Airport Commission to discuss the Airport Master Plan and the Planning and
Zoning Commission is welcome to attend.
• A list of CIP projects was provided as a handout prior to the meeting. A
work session is scheduled for December 15~ before the City Council meeting.
• Kenai Landing may be coming back to modify their conditional use.
• The scheduled work session for this evening is rescheduled until the next
Planning and Zoning meeting.
PLANNING & ZONING COMMISSION MEETING
DECEMBER 8, 2004
PAGE 35
ITEM 11: PERSONS PRESENT NOT SCHEDULED -- None.
ITEM 12: INFORMATION ITEMS
12-a. Zoning Bulletin (I 1/ 10/04 8v 11/25/04)
12-b. Commission/Committee Term Reappointment Letters -Commissioner
Barrett and Commissioner Hammelman
12-c. Planning & Zoning Commission Calendar for 2005
ITEM 13: COMMISSION COMMENTS 8b UESTIONS
Commissioner Bryson -- Asked Council Member Ross the nature of the fire
improvements in the VIP area would be. Ross replied, the project would put a well for
pumper refill access.
Commissioner Barrett asked about signage for defunct businesses or businesses
having left the area. Kebschull replied, pursuant to city code, sigrxs are supposed to
be maintained.
ITEM 14: ADJOURNMENT
MOTION:
Commissioner Eldridge MOVED to adjourn and Commissioner Bryson SECONDED the
motion. There were no objections. SO ORDERED.
The meeting adjourned at approximately 9:35 p.m.
Minutes transcribed and prepared by:
Barbara L. Raper, Contract Secretary
PLANNING 8v ZONING COMMISSION MEETING
DECEMBER 8, 2004
PAGE 3C